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Mulroy Addition/Remodel
Avenues
Major remodel/addition to an upper Avenues home originally constructed in the early 60’s. The design goals were to update the home for modern living while incorporating the latest and smartest in green building methods and systems available. The design optimizes the tremendous view from within the home and creates spaces for outdoor living. Extensive use of reclaimed wood was incorporated in the structure as well as finish detailing. An extensive solar hot water installation coupled with passive solar strategies and fresh air ventilation create a comfortable and highly efficient mechanical system.
Passive heating and cooling
- Reduction of east and west facing windows.
- Preserved shade trees west of home.
- Open living plan combined with high operable clerestory and skylights for passive ventilation.
- Shading and appropriately sized overhangs to reduce solar insolation. (This shading coupled with clerestory windows and operating skylights for passive convective ventilation may permit the elimination of air conditioning unit.)
Active solar and energy
- Roof mounted Solar panels provides heat for domestic hot water and the radiant heat flooring system. Solar panels are also linked to a water coil within the central air handler to supplement the heating capabilities during severe weather conditions.
- Connection for future roof mounted photovoltaic array
Energy Efficient windows/daylighting strategies
- All windows replaced with Energy Star, Low-E windows
- Design of new operable clerestory windows for daylight
- Opened plan and raised ceiling to bring daylight into more of the home and facilitate air flow for passive ventilation.
- Installed interior transoms above doors for light and passive ventilation
Thermal Barriers
- Combination of open-cell and closed cell foam sprayed on all exterior walls and roof assemblies to provide high R values and reduce air infiltration.
- Layer of rigid insulation over low sloped roof area
- Insulation between floor framing below radiant heat tubes
- Increased wall thickness and added new insulation to all wall cavities
- Furred out basement walls for added insulation
- EFIS Stucco system with polystyrene exterior insulation.
Roofing system
- Standing seam metal roofing with 50 year warranty
- “Cool roof “ white membrane at low slope roofing reduces heat load
Water use reduction/conservation
- Replaced all plumbing with water efficient fixtures.
- Installed re-circulating hot water loops
- Low flow shower heads
- Low flush volume toilets installed (1.6 l flush toilets in all locations with a dual-flush (0.9 l and 1.6 l) in the powder room.
- Main floor showers plumbed with separate gray water drainage lines for possible future gray water recovery system use.
- Xeriscape low water garden utilizing native plants will be installed after the completion of building construction.
HVAC
- Roof mounted Solar panels shall provide heat for domestic hot water and the radiant heat flooring system. Solar panels are also linked to a water coil within the central air handler to supplement the heating capabilities during severe weather conditions.
- Installed small diameter ventilation system with energy recovery ventilator for optimal indoor air quality.
- Continuous ventilation to maintain indoor air quality is provided by a multi-point system utilizing a remote mounted multi-speed blower in the basement. Individual control of increased ventilation needs in all areas (bathrooms, laundry, etc.) are controlled by electrically operated dampers in each zone and maintained by constant airflow dampers in the unoccupied rooms. In addition operation of the kitchen exhaust hood is linked to operable fresh air intake system in the air handler to provide fresh outside air and prevent creation of negative pressure in the tightly sealed house.
- Transoms are installed over bedroom doors to permit privacy with closed doors yet still maintain cross-ventilation taking advantage of natural breeze and convective air circulation through multiple windows.
- Gray water from both main floor showers is routed through a drain water heat recovery system, which utilizes a countercurrent heat exchanger to recover the heat in the shower drain water. This reclaimed heat (approximately 47%) is used to preheat the fresh water piped to the fixture significantly reducing the consumption of energy required to heat the shower water.
Materials
- Beautiful wood detailing for timeless enduring aesthetic
- Reuse of existing foundation, floor framing and some wall framing with additional framing added as needed for seismic upgrade.
- Engineered joists for new roof framing throughout
- Reclaimed wood in structural trusses, posts, and beams on interior and exterior from standing dead timbers.
- Soffit material is re-milled salvaged wood reclaimed from a deconstructed mill in Ft. Bragg CA.
- Low VOC interior stains and paints
- Solvent free glues and construction adhesives used.
- All new wood flooring is engineered type rather that a full thickness of hardwood and obtained from suppliers who support the FSC program.
- Durable materials used inside and out. Stone and EFIS on exterior.
- Durable, hard, easy to clean surfaces for improved indoor air quality (wood, tile, and natural slate)
- Plywood rather than OSB used for all sheathing and sub floors in an attempt to reduce out gassing of volatile chemicals into the envelope of the house
- Metal electrical conduit for reduced EMF in sleeping areas
Waste Reduction
- Hired company to sort all demolition and construction debris for recycle or reuse
- Salvaged existing sliding doors, garage door, interior and exterior light fixtures, plumbing fixtures, sinks, trusses, and appliances to various local salvage yards
- Stockpiled existing brick veneer to be used as landscaping pavers
Electrical Energy Conservation
- High Efficiency Appliances throughout
- Gas clothes dryer
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